DevilDamo

But not in the OP’s case as it’s over 1m.

Firstly, check if you need to formally discharge any pre-commencement conditions. Secondly, check if CIL applies and if applicable, submit the relevant forms prior to commencement. Once you have sorted the above, you would need to make a material start/operation on site and that is defined as… https://www.legislation.gov.uk/ukpga/1990/8/section/56 To confirm works have commenced, you could submit a Lawful Development Certificate to the LPA. Or you could have this confirmed by Building Control. As a result of the changes to the Building Regulations in October, the definition of commencement has changed… https://www.nhbc.co.uk/builders/products-and-services/building-control/new-changes-to-building-control

No I did not say that. I said the “oak frame garage”. I could have removed the oak frame part. The answer is still the same.

Which part of the OP’s post does it mention it’ll be under 30sq.m? It’s massively over that. It requires BR’s. Couldn’t be even more straight forward.

They will absolutely require Building Regulations. The oak frame garage alone would trigger BR’s.

Not in all cases.

I had replied to your post on another site a couple of days ago… The guidance states that additional restrictions may be in place for those properties within Conservation Areas. For you to check any additional requirements, you would need to check the Planning history of your property. Your Council cannot confirm whether such proposals constitute Permitted Development without a Lawful Development Certificate application. It’s the same for all Councils. However, your Council will offer Pre-application advice and you should be able to use that service to seek advice, guidance and restrictions… https://www.bromley.gov.uk/planning-applications/pre-application-planning-advice

Is the 50% something your Local Planning Authority have stated as in… extensions within the Green Belt? Properties within CA’s have additional Permitted Development restrictions. In some cases, an Article 4 direction may remove all PD rights. You would be better off speaking to and engaging the services of a local Planning Consultant.

Whoever informed you of that is wrong. What was your LABC? Edit: I read your post as they were the first mutual in 2023. But their site says 2015 which is probably right.

One application, one fee. It would be different if you were submitting two separate applications as you would end up paying £578.00 plus £129.00 (50% of the HH fee).

If you had appointed an Approved Inspector, they would send a copy of the Final Certificate to your Local Authority Building Control department. If you have used the LABC, then it’s them who would issue you the Final/Completion Certificate.

Detached structures fall under Class E (Outbuildings) so that can be done via PD. Refer to Page 8 for the different classes… https://assets.publishing.service.gov.uk/media/5d77afc8e5274a27cdb2c9e9/190910_Tech_Guide_for_publishing.pdf

They have removed the rights for roof extensions, i.e. additions to the roof. They have not withdrawn the rights to add rooflights. Stage 1: Commence, complete and receive BR sign off for the new dwelling. Stage 2: Submit a LDC and/or Building Regulation application for the loft conversion. Stage 3: Commence, complete and receive BR sign off for the loft conversion. There will obviously be other stages and approvals to deal with and your agent should be advising you on that.

Class AA relates to adding an additional storey and Class B relates to roof extensions, e.g. hip to gable or dormers. The conversion of the roof space with rooflights would therefore be deemed PD. But remember, you can only utilise your PD rights once the original and approved house has been built/completed/signed off.

Yes, any application can be refused. Look at the Decision Notice to see if any conditions mention the withdrawal of all or part PD rights.

1. It would require a notification to the LPA via a Variation of Condition (S73) application. 2. Could be done via a VoC application. Or if PD rights have not been removed, build the house and then convert the loft space after with Building Regulations.

They they would make an offer subject to Planning. I initially read your post as “any” house that cannot or can no longer be extended is worthless. That obviously isn’t the case.

Eh!?! 😳

It depends what you have agreed to. But the majority in my experience will not release and issue their DWG files.

Why do you think the seller would accept a reduced offer because of the withdrawal of PD rights? Just because there are no PD rights, doesn’t mean you cannot extend. It just means you require Planning. And plus… you already know the Planning history prior to putting in an offer. It may be a slightly different story if this only came to light nearer the time of completing the sale.

I came across this rather old post by searching Google for something else. The Planning Officer in your case was wrong as was one of mine on a previous project. The Prior Approval process is a notification and not a formal certificate. This is confirmed on all, if not the majority of Prior Approval decisions… “This written notice indicates that the proposed development would comply with condition A.4 of Schedule 2 Part 1 Class A of the Town And Country Planning (General Permitted Development)(Order)(England) 2015. It is important to note that this written notice does not indicate whether or not the proposed development would comply with any of the other limitations or conditions of Schedule 2 Part 1 Class A. If you want confirmation that the proposed development would be lawful (e.g. on the basis that it would comply with all of the limitations and conditions of Schedule 2 Part 1 Class A), then you should submit an (optional) application to the local planning authority for a Lawful Development Certificate (LDC).”

Thanks both. I’ve found a link… https://www.legislation.gov.uk/uksi/2023/911/regulation/22/made I’ll send this to the Head of Building Control on Monday.

I submitted a FP application to a LABC in January 2023. They are requesting that I, the client and contractor fill out the new “Notice of Completion by a person carrying out building work (England)” form. I told them this would not apply to our application as it was submitted prior to 1st October 2023 and works commenced prior to 6th April 2024 (the transition period). The LABC are not having it and say some ask for it and others don’t 🤔 So can somebody provide me with a link to said guidance?

Was that not a validation requirement?

The law? If the OP submits another application following a withdrawal (as I had implied), then the 8 weeks will start again.